15 Kenneson Rd · Somerville, MA 02145

$1,200,000

8 bd · 7.5 ba · 2,364 sqft · MultiFamily public records · 38 Days on market

Built 1890 2,649 sqft lot $508/sqft · at area comps Est $1219k · at est.

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +8.2/15.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

HUD_ 251-296174 If you are a HUD registered broker you do not need to set up an appointment or notify the HUD designated MLS listing broker when you want to show one of our HUD homes. Please use your HUD keys to access the home. If you have an interested buyer, as a HUD broker you can submit the offer on-line via our website without the assistance of the MLS listing broker.

Key facts

• 2,649 sq ft lot
• 2 parking spots
• Built 1890

Tags

• WINTER HILL NEIGHBORHOOD
• PRIVATE WAY PARKING SPACE
• EASY ACCESS TO DOWNTOWN BOSTON

Property features AI

Exterior

• Parking: 2 open parking spaces
• Utilities: Public water; Public sewer; 100 Amp electric service; Wired for electric range and electric oven
• Home design: 4-family property; 4 total stories; 4 levels
• Construction: Frame construction; Block foundation; Built (year per public records)
• Exterior features: Private road frontage; Paved driveway

Interior

• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 4 full bathrooms
• Interior features: Full basement; 18 total rooms

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $6k ($75k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($18k rent vs $1.20M).
• Recommended offer: $1.16M (3.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 2.2% in Somerville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#18 in MA, #752 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, employment A+; Watch: cost of living F.
• Somerville (suburban): math 26% / reading 43% proficiency, ranked #223 of 302 in MA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.5%/yr); 80 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,670 units permitted in Middlesex County in 2024 (2,611 in 5+ unit buildings).
• At $17,749/mo this rent would consume 172% of the median local household income ($124k/yr) (locally 1487% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $36k of value loss. Plan a longer hold.
• Middlesex County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $336k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $325k; list at $1.20M implies a 269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,164,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.48% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.17%
• DSCR: 1.99
• GRM: 5.6

CMA / ARV

• ARV (median comp): $1,219,495
• List price: $1,200,000
• Delta: -1.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Highland Ave	0.42mi	8/3.0	2,320 (-2%)	7mo	$1,215,000	$524	54
2 Hillside Ave	0.55mi	8/2.5	2,396 (+1%)	1mo	$1,200,000	$501	51
192 Pearl St	0.29mi	7/3.0 (-1)	2,602 (+10%)	10mo	$1,180,000	$453	42
27-29 Trull St	0.66mi	8/2.0	2,336 (-1%)	18mo	$1,050,000	$449	32
483 Broadway	0.74mi	7/3.0 (-1)	2,570 (+9%)	10mo	$1,075,000	$418	23
153 Glen St	0.61mi	7/3.0 (-1)	2,184 (-8%)	20mo	$950,000	$435	23

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.48% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.68×
• Total profit: $227,791
• Equity at exit: $178,924

10-year hold

• IRR: 26.1%
• Equity multiple: 3.44×
• Total profit: $820,878
• Equity at exit: $103,754

Cash invested: $336,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 02145

• Rents YoY: 4.5%
• Active inventory: 80
• Price-to-rent: 22.5×

Monthly cashflow live

• Estimated rent: $17,749 medium
• Mortgage (P&I): −$6,293
• Tax from tax record: −$1,020 /mo · $12,238/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,727
• Net cashflow: $6,209

Break-even live

Break-even rent $9,890

Max offer price $1,200,000

Occupancy floor 60%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$17,748
Total (4 units)			$17,749

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
81 Bow St Medford, MA	7.0	3.0	2800	$5,900	$2.11	44d	1	0.68mi
77 Winchester St Medford, MA	7.0	8.0	3278	$9,600	$2.93	44d	1	1.14mi

Listing history 25 events

1. 2026-06-18
   days on market $1,200,000 Active 38 DOM
2. 2026-06-17
   days on market $1,200,000 Active 37 DOM
3. 2026-06-16
   days on market $1,200,000 Active 36 DOM
4. 2026-06-15
   days on market $1,200,000 Active 35 DOM
5. 2026-06-13
   days on market $1,200,000 Active 33 DOM
6. 2026-06-13
   days on market $1,200,000 Active 32 DOM
7. 2026-06-09
   days on market $1,200,000 Active 29 DOM
8. 2026-06-08
   days on market $1,200,000 Active 28 DOM
9. 2026-06-07
   days on market $1,200,000 Active 27 DOM
10. 2026-06-04
    days on market $1,200,000 Active 24 DOM
11. 2026-06-03
    days on market $1,200,000 Active 23 DOM
12. 2026-06-02
    days on market $1,200,000 Active 22 DOM
13. 2026-06-01
    days on market $1,200,000 Active 21 DOM
14. 2026-05-31
    days on market $1,200,000 Active 20 DOM
15. 2026-05-11
    listed $1,200,000 New 781-char remark
16. 2009-07-22
    soldstatus $325,000
17. 2009-07-21
    soldstatus $325,000 Sold 376-char remark

    Show marketing remark (376 chars)

    HUD_ 251-296174 If you are a HUD registered broker you do not need to set up an appointment or notify the HUD designated MLS listing broker when you want to show one of our HUD homes. Please use your HUD keys to access the home. If you have an interested buyer, as a HUD broker you can submit the offer on-line via our website without the assistance of the MLS listing broker.

18. 2009-03-02
    historical 376-char remark

    Show marketing remark (376 chars)

    HUD_ 251-296174 If you are a HUD registered broker you do not need to set up an appointment or notify the HUD designated MLS listing broker when you want to show one of our HUD homes. Please use your HUD keys to access the home. If you have an interested buyer, as a HUD broker you can submit the offer on-line via our website without the assistance of the MLS listing broker.

19. 2009-02-20
    status 376-char remark

    Show marketing remark (376 chars)

    HUD_ 251-296174 If you are a HUD registered broker you do not need to set up an appointment or notify the HUD designated MLS listing broker when you want to show one of our HUD homes. Please use your HUD keys to access the home. If you have an interested buyer, as a HUD broker you can submit the offer on-line via our website without the assistance of the MLS listing broker.

20. 2009-02-03
    historical 376-char remark

    Show marketing remark (376 chars)

    HUD_ 251-296174 If you are a HUD registered broker you do not need to set up an appointment or notify the HUD designated MLS listing broker when you want to show one of our HUD homes. Please use your HUD keys to access the home. If you have an interested buyer, as a HUD broker you can submit the offer on-line via our website without the assistance of the MLS listing broker.

21. 2009-01-23
    listed $350,000 376-char remark

    Show marketing remark (376 chars)

    HUD_ 251-296174 If you are a HUD registered broker you do not need to set up an appointment or notify the HUD designated MLS listing broker when you want to show one of our HUD homes. Please use your HUD keys to access the home. If you have an interested buyer, as a HUD broker you can submit the offer on-line via our website without the assistance of the MLS listing broker.

22. 2003-05-07
    soldstatus $469,900
23. 2003-05-06
    soldstatus $469,900

    Show marketing remark (224 chars)

    THIS 4 FAMILY HOME ON A QUIET SIDE STREET HAS A FINISHED LOWER LEVEL THAT MAY BE ABLE TO BE COMBINED WITH ONE OF THE FIRST FLOOR APARTMENTS TO OFFER EXPANSION POTENTIAL. ONE 1ST FLOOR APARTMENT IS EMPTY AND ON COMBO LOCKBOX.

24. 2003-03-27
    historical

    Show marketing remark (224 chars)

    THIS 4 FAMILY HOME ON A QUIET SIDE STREET HAS A FINISHED LOWER LEVEL THAT MAY BE ABLE TO BE COMBINED WITH ONE OF THE FIRST FLOOR APARTMENTS TO OFFER EXPANSION POTENTIAL. ONE 1ST FLOOR APARTMENT IS EMPTY AND ON COMBO LOCKBOX.

25. 2003-02-24
    listed $489,900

    Show marketing remark (224 chars)

    THIS 4 FAMILY HOME ON A QUIET SIDE STREET HAS A FINISHED LOWER LEVEL THAT MAY BE ABLE TO BE COMBINED WITH ONE OF THE FIRST FLOOR APARTMENTS TO OFFER EXPANSION POTENTIAL. ONE 1ST FLOOR APARTMENT IS EMPTY AND ON COMBO LOCKBOX.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $12,238 · $1,020/mo
• Projected year-2 tax: $13,499 · $1,125/mo
• Expected delta: +$1,261/yr (+$105/mo · 10.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $212,988
• − Mortgage interest: −$67,219
• − Property taxes: −$12,238
• − Insurance: −$6,000
• − Repairs & maintenance: −$17,039
• − Management: −$17,039
• − Depreciation: −$34,909
• Taxable income: $58,544
• Est. tax owed @ 24.0%: −$14,051
• After-tax cash flow: $60,457/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Somerville
• NCES district ID: 2510890
• Math proficiency: 26% ▼ -18.00%
• Reading proficiency: 43% ▼ -6.00%
• Median HH income: $71,304
• Composite: 31.9/100
• National rank: #5858
• State rank: #223 of 302 in MA

Livability — Somerville

• Score: 84/100
• State rank: #18
• US rank: #752

Category grades

Amenities A+ Commute A+ Cost of living F Crime B- Employment A+ Housing B Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somerville, MA
• County: Middlesex County · 1,437,704 people
• City population: 78,456
• Metro: Boston-Cambridge-Newton, MA-NH
• Population (ZIP): 27,495
• Household income: $123,755
• Rent vs Own: 64.4% rent · 35.6% own
• Severe rent burden: 1487.0

Population outlook (Middlesex County) Hauer SSP2

• Today (2025): 1,740,269 people
• By 2030: 1,817,187 · +4.4%
• By 2040: 1,963,195 · +12.8%
• By 2050: 2,087,461 · +20.0%
• By 2075: 2,344,036 · +34.7%
• By 2100: 2,383,776 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Hispanic / Latino 18% Asian 12% Two or more races 10% Black 6%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Russian 5% Romanian 3% Estonian 3%
• Foreign-born: 33% · Canada, China, Jamaica
• Languages at home: 59% English-only · Spanish 15% Other Indo-European 15% Chinese 3%

Political lean MEDSL · Middlesex

• 2024 margin: Solid D (+39.5) · D 68.5% · R 29.0% · Other 2.5%
• 2008→2024 swing: +9.3pp toward D · 2008: 30.1pp · 2024: 39.5pp
• All cycles: 2024: D+39.5 2020: D+45.2 2016: D+38.1 2012: D+26.9 2008: D+30.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -275.63%
• Current HPI: 152.4622
• Rent YoY: ▲ 4.48%
• Metro: Boston-Cambridge-Newton, MA-NH
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

+144.9% since first listed

11 events — show timeline

• 2026-05-11 Listed $1,200,000 MLS PIN
• 2009-07-22 Sold (Public Records) $325,000 Public Records
• 2009-07-21 Sold (MLS) $325,000 MLS PIN
• 2009-03-02 Contingent — MLS PIN
• 2009-02-20 Relisted — MLS PIN
• 2009-02-03 Contingent — MLS PIN
• 2009-01-23 Listed $350,000 MLS PIN
• 2003-05-07 Sold (Public Records) $469,900 Public Records
• 2003-05-06 Sold (MLS) $469,900 MLS PIN
• 2003-03-27 Listing Removed — MLS PIN
• 2003-02-24 Listed $489,900 MLS PIN

Property tax history

+4.3%/yr

Latest (2025): $12,238 · +3.7% YoY. Source: county tax records.